North Norfolk District Council
Environmental Protection
Guidance Document:
Fire Precautions in Dwellings
Fire Precautions in Dwellings (SAH/01/03/2009)
2
Contents
Page
Introduction
4–6
Bedsits
2 storeys (or less)
7–9
3 or more storeys
9–11
Shared houses
2 storeys (or less)
11–13
3 or more storeys
14–16
Converted flats
16–18
Single family dwellings
18-19
Appendix 1
Fire precaution guidance notes
20-24
Appendix 2
Fire risk assessment
25–26
Fire Precautions in Dwellings (SAH/01/03/2009)
3
Introduction
The reason for insisting on fire precautions in dwellings and in Houses in Multiple
Occupation (HMO) is to save lives and prevent injury by:

providing early warning in the event of fire

stopping smoke and fire spreading before residents have a chance of
escape

ensuring residents have a protected means of escape
In general terms an HMO is accommodation where two or more households
share amenities where a household includes: families, single people and
couples.
Fire guidance
This guidance sets out the fire precautions which the council would expect in
different types of property. Each property is unique. It is therefore not possible to
have prescribed standards. However the guidance is aimed at providing an
understanding of the minimum standards required.
The guidance has been drawn up with Norfolk Fire Service under the terms of
the: “Joint Service Level Agreement between Norfolk Fire and Rescue
Service and North Norfolk District Council.”
Risk assessments
The fire precautions which are appropriate in a property will vary. They will
depend on the circumstances at the property.
The circumstances taken into account include for example:

Number of residents

Number of floors

Arrangements for cooking

Layout and ease of escape in the event of fire

The presence of fire egress windows
Fire Precautions in Dwellings (SAH/01/03/2009)
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
Construction of the building and flammability of building elements

Safety of appliances and services such as gas and electricity

Whether part of the building is used commercially
The decisions concerning the standards which will be necessary are based on
risk assessments carried out under:

The Housing Health and Safety Rating Scheme under Part 1 Housing Act
2004

The Regulatory Reform Order (Fire Safety) Order 2005
Housing Health and Safety Rating Scheme
(HHSRS)
The HHSRS is a tool for assessing the living conditions of a property. The
system is based on 29 possible hazards to the most vulnerable occupiers.
The Housing Act 2004 requires local authorities to use the HHSRS to assess
conditions in dwellings. The HHSRS is therefore used to assess risk from fire in
HMOs and single family dwellings.
Regulatory Reform Order (Fire Safety) Order
2005 (RRO)
Persons who are responsible persons under the terms of the RRO have a legal
obligation to carry out risk assessments. Responsible persons include: owners
and persons having control of the dwelling which can mean agents.
Failure to have a fire risk assessment is an offence enforced by the fire service
who can ask to see a copy of your risk assessment at anytime.
You can either undertake a fire risk assessment yourself or pay a consultancy
to carry it out.
The aims of the assessment are:

to identify potential fire hazards

to detail options for reducing the risk from those hazards to as low a risk
as possible
Fire Precautions in Dwellings (SAH/01/03/2009)
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
to decide what physical precautions and management arrangements are
necessary to ensure the safety of people in your premises if the fire starts

The assessment should also record any significant findings namely
specific problems which need urgent attention
A simple guide to fire risk assessment is included in Appendix 2 of this
document.
General
This guide outlines the fire precautions which the Council would expect to find in
dwellings and HMOs.
Please contact:
North Norfolk District Council
Environmental Protection
Holt Road
Cromer
Norfolk
NR27 9EN
Tel: 01263 516085
Email: ep@north-norfolk.gov.uk
Fire Precautions in Dwellings (SAH/01/03/2009)
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Bedsit type accommodation, two storeys
These are typically houses where the tenants have their own room/rooms but the
units are not fully self contained (there is some sharing of either a kitchen or a
bathroom).
Means of escape
The means of escape needs protecting. The means of escape typically includes
the main staircases and all corridors/landings that a person would have to travel
through to reach the front door. The protected route means:

that all walls between the escape route and risk rooms must be capable of
giving half hour fire and smoke protection. Gaps in walls for pipes and
cables must be filled to provide protection. Un-keyed plaster (particularly
lath and plaster) will need to be upgraded (see Appendix 1)

that all ceilings between the route of escape and risk rooms* must be
capable of giving half hour fire and smoke protection. Gaps for pipes and
cables must be filled to provide protection. Un-keyed plaster (particularly
lath and plaster) will need to be upgraded (see Appendix 1)

that cupboards leading onto the means of escape should be emptied of
flammable goods and kept locked

under-stairs soffits must be underlined to provide half hour fire protection

under-stairs cupboards must be emptied of flammable goods and kept
locked

that all cupboards containing risk of ignition (such as electrical fuse boards
or water heaters) must be half hour fire protected

that all doors leading from risk rooms* onto the means of escape must be
half hour fire and smoke protected

that there is no storage on the means of escape

the final exit door should be capable of being opened from inside without
the use of a key

Walls and ceilings dividing risk rooms* must be half hour fire protected
and be capable of giving half hour fire and smoke protection. Gaps in
walls for pipes and cables must be filled to provide protection. Un-keyed
Fire Precautions in Dwellings (SAH/01/03/2009)
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plaster (particularly lath and plaster) will need to be upgraded (see
Appendix 1)
Sprinkler systems
A domestic sprinkler system may be considered. In some cases where a
domestic sprinkler system and an alarm system is installed it may not be
necessary to provide certain structural features such as fire doors, fire
extinguishers, or to upgrade walls and staircases. Any installation must be
installed in accordance with BS 9251:2005.
If such a system is being considered this must be carried out in consultation with
the Strategic Housing Department.
* Risk rooms: This includes all rooms used for living and/or sleeping
accommodation and kitchens. It does not include bathrooms unless there is an
ignition source (such as any electrical item except fixed lighting).
Fire detection
If emergency egress windows are fitted to the first floor a Grade D LD3 system
(see Appendix 1) is required. This means:
Grade D Mains powered interlinked detectors each with an integral standby
supply (battery back up)
LD3 The detectors are to be in all circulation spaces that form part of the escape
route (typically in corridors and landings)
If the first floor windows are not suitable for emergency egress a Grade D LD2
system is required. This means:
Grade D Mains powered interlinked detectors each with an integral standby
supply (battery back up)
LD2 The detectors are to be in all circulation spaces that form part of the escape
route (typically in corridors and landings) and in rooms or areas that present a
high fire risk* to occupants
* Risk rooms: This includes all rooms used for living and/or sleeping
accommodation and kitchens. It does not include bathrooms unless there is an
ignition source (such as any electrical item other than fixed lighting).
* Any room with specific electrical hazards
Fire Precautions in Dwellings (SAH/01/03/2009)
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Extinguishers and blankets
A 2kg multi purpose dry powder extinguisher to BS EN 3:1996 is required in each
room with cooking facilities. All extinguishers are to be wall mounted on wall
brackets in accordance with BS 5428: 1987, with carrying handle approximately
1m above ground level, maintained in good order and readily available for use at
all times.
A wall mounted fire blanket situated approximately 1.5m above floor level to
comply with BS.EN 1869:1997 is required in all rooms containing cooking
facilities.
Fire fighting equipment must be maintained in accordance with BS 5306: Part
3:1988.
Emergency lighting
Emergency lighting may be required if the protected escape route is not provided
with adequate background light either natural or borrowed from street lighting to
ensure the safe movement to the final exit door. Where emergency lighting is
provided it must comply with BS5266 Part 1:1988.
Bedsit type accommodation, three or more
storeys
Means of escape
A house with three or more storeys is considered higher risk. The means of
escape needs protecting. The means of escape typically includes the main
staircases and all corridors/landings that a person would have to travel through to
reach the front door. The protected route means:

that all walls between the escape route and risk rooms must be capable of
giving half hour fire and smoke protection. Gaps in walls for pipes and
cables must be filled to provide protection. Un-keyed plaster (particularly
lath and plaster) will need to be upgraded (see Appendix 1)

that all ceilings between the route of escape and risk rooms* must be
capable of giving half hour fire and smoke protection. Gaps for pipes and
cables must be filled to provide protection. Un-keyed plaster (particularly
lath and plaster) will need to be upgraded (see Appendix 1)
Fire Precautions in Dwellings (SAH/01/03/2009)
9
• that cupboards leading onto the means of escape should be emptied of
flammable goods and kept locked
• that under-stairs soffits must be underlined to provide half hour fire protection
• under-stairs cupboards must be emptied of flammable goods and kept locked
• that all cupboards containing risk of ignition (such as electrical fuse boards or
water heaters) must be half hour fire protected
• that all doors leading from risk rooms* onto the means of escape must be half
hour fire and smoke protected
• that there is no storage on the means of escape
• the final exit door should be capable of being opened from inside without the
use of a key
• walls and ceilings dividing risk rooms* must be half hour fire protected and be
capable of giving half hour fire and smoke protection. Gaps in walls for pipes and
cables must be filled to provide protection. Un-keyed plaster (particularly lath and
plaster) will need to be upgraded (see Appendix 1)
Sprinkler systems
A domestic sprinkler system may be considered. In some cases where a
domestic sprinkler system and an alarm system is installed it may not be
necessary to provide certain structural features such as fire doors, fire
extinguishers, or to upgrade walls and staircases. Any installation must be
installed in accordance with BS 9251:2005.
If such a system is being considered this must be carried out in consultation with
the Strategic Housing Department.
* Risk rooms: This includes all rooms used for living and/or sleeping
accommodation and kitchens. It does not include bathrooms unless there is an
ignition source (such as any electrical item except fixed lighting).
Fire detection
In most cases a Grade D LD2 system is required (see Appendix 1). This means:
Grade D Mains powered interlinked detectors each with an integral standby
supply (battery back up), with central control equipment.
Fire Precautions in Dwellings (SAH/01/03/2009)
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LD2 The detectors are to be in all circulation spaces that form part of the escape
route (typically in corridors and landings) and in rooms or areas that present a
high fire risk* to occupants
When identified large, high risk HMOs will require a Grade D LD2 system in the
individual dwelling units and a Grade A LD2 system in the communal areas.
* Risk rooms: This includes all rooms used for living and/or sleeping
accommodation and kitchens. It does not include bathrooms unless there is an
ignition source.
* Any room with specific electrical hazards
Extinguishers and blankets
A 2kg multi purpose dry powder extinguisher to BS EN 3:1996 is required in each
room with cooking facilities. All extinguishers are to be wall mounted on wall
brackets in accordance with BS 5428: 1987, with carrying handle approximately
1m above ground level, maintained in good order and readily available for use at
all times.
A wall mounted fire blanket situated approximately 1.5m above floor level to
comply with BS EN 1869:1997 is required in all rooms containing cooking
facilities.
Fire fighting equipment must be maintained in accordance with BS 5306: Part
3:1988.
Emergency lighting
Emergency lighting may be required if the protected escape route is not provided
with adequate background light either natural or borrowed from street lighting to
ensure the safe movement to the final exit door. Where emergency lighting is
provided it must comply with BS 5266 Part 1:1988.
Shared houses, two storeys
These include houses where the residents live together as friends (such as a
group of students or work mates).
The fire precautions required for this type of property depend upon the risks
involved. Risks can depend on factors such as:

the number of people sharing
Fire Precautions in Dwellings (SAH/01/03/2009)
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
the stability of the group (do residents keep moving out and being
replaced?)

the vulnerability of the occupants (for example children or elderly persons,
physically or mentally disabled persons)

whether there are cooking facilities in the rooms

whether the first floor windows are suitable for emergency egress

whether all rooms have close fitting doors

whether there is an adverse risk of arson (for instance is the property used
for persons retreating from domestic violence)
A typical house would include one shared kitchen and there may also be a
shared living room or dining room. There would be five or less occupants and no
vulnerable persons.
Means of escape
‘Means of escape’ refers to a doorway or window leading directly out of a building
and/or the provision of a safe route of escape in the event of fire. Escape routes
include: stairways, hallways, landing areas and corridors leading from each risk
room* to the final exit and place of safety.
The escape route must usually be protected to a minimum level of 30 min fire
protection. This will include fire doors opening out into escape routes.
However, in a typical low risk shared house a protected means of escape (fire
doors etc) will not be required.
Fire detection
If emergency egress windows are fitted to the first floor a Grade D LD3 system
(see appendix 3) is required. This means:
Grade D Mains powered interlinked detectors each with an integral standby
supply (battery back up)
LD3 The detectors are to be in all circulation spaces that form part of the escape
route (typically in corridors and landings)
Fire Precautions in Dwellings (SAH/01/03/2009)
12
If the first floor windows are not suitable for emergency egress a Grade D LD2
system is required. This means:
Grade D Mains powered interlinked detectors each with an integral standby
supply (battery back up)
LD2 The detectors are to be in all circulation spaces that form part of the escape
route (typically in corridors and landings) and in rooms or areas that present a
high fire risk* to occupants
* Risk rooms: This includes all rooms used for living and/or sleeping
accommodation and kitchens. It does not include bathrooms unless there is an
ignition source (such as any electrical item other than fixed lighting).
* Any room with specific electrical hazards
Extinguishers and blankets
A 2kg multi purpose dry powder extinguisher to BS EN 3:1996 is required in each
room with cooking facilities. All extinguishers are to be wall mounted on wall
brackets in accordance with BS 5428: 1987, with carrying handle approximately
1m above ground level, maintained in good order and readily available for use at
all times.
A wall mounted fire blanket situated approximately 1.5m above floor level to
comply with BS EN 1869:1997 is required in all rooms containing cooking
facilities.
Fire fighting equipment must be maintained in accordance with BS 5306: Part
3:1988.
Emergency lighting
Emergency lighting may be required if the protected escape route is not provided
with adequate background light either natural or borrowed from street lighting to
ensure the safe movement to the final exit door. Where emergency lighting is
provided it must comply with BS 5266 Part 1:1988.
Please note: The exit from the building should not involve going through a risk
room, such as a bedroom, living room or kitchen. The route out of a building has
to be kept clear, free from ignition sources, free from furniture and stored goods.
A bedroom or a living room would not be able to provide this protection. In
situations where this does occur a satisfactory alternative route must be
provided.
Fire Precautions in Dwellings (SAH/01/03/2009)
13
Shared houses, three or more storeys
This includes houses built with three storeys or houses with converted
basements or attics. The type of resident will typically be the same as a two
storey shared house (although there may be five or more persons).
Means of escape
A house with three or more storeys is considered higher risk. The means of
escape needs protecting. The means of escape typically includes the main
staircases and all corridors/landings that a person would have to travel through to
reach the front door. The protected route means:

that all walls between the escape route and risk rooms must be capable of
giving half hour fire and smoke protection. Gaps in walls for pipes and
cables must be filled to provide protection. Un-keyed plaster (particularly
lath and plaster) will need to be upgraded (see Appendix 1)

that all ceilings between the route of escape and risk rooms* must be
capable of giving half hour fire and smoke protection. Gaps for pipes and
cables must be filled to provide protection. Un-keyed plaster (particularly
lath and plaster) will need to be upgraded (see Appendix 1)

that cupboards leading onto the means of escape should be emptied of
flammable goods and kept locked

that under-stairs soffits must be underlined to provide half hour fire
protection

under-stairs cupboards must be emptied of flammable goods and kept
locked

that all cupboards containing risk of ignition (such as electrical fuse boards
or water heaters) must be half hour fire protected

that all doors leading from risk rooms* onto the means of escape must be
half hour fire and smoke protected

that there is no storage on the means of escape

the final exit door should be capable of being opened from inside without
the use of a key

walls and ceilings dividing risk rooms* must be half hour fire protected
and capable of giving half hour fire and smoke protection. Gaps in walls
Fire Precautions in Dwellings (SAH/01/03/2009)
14
for pipes and cables must be filled to provide protection. Un-keyed plaster
(particularly lath and plaster) will need to be upgraded (see Appendix 1)
Sprinkler systems
A domestic sprinkler system may be considered. In some cases where a
domestic sprinkler system and an alarm system is installed it may not be
necessary to provide certain structural features such as fire doors, fire
extinguishers, or to upgrade walls and staircases.
Any installation must be installed in accordance with BS 9251:2005. If such a
system is being considered this must be carried out in consultation with the
Strategic Housing Team.
* Risk rooms: This includes all rooms used for living and/or sleeping
accommodation and kitchens. It does not include bathrooms unless there is an
ignition source (such as any electrical item except fixed lighting).
Fire detection
In most cases a Grade D LD2 system is required (see Appendix 1). This means
Grade D Mains powered interlinked detectors each with an integral standby
supply (battery back up)
LD2 The detectors are to be in all circulation spaces that form part of the escape
route (typically in corridors and landings) and in rooms or areas that present a
high fire risk* to occupants
* Risk rooms: This includes all rooms used for living and/or sleeping
accommodation and kitchens. It does not include bathrooms unless there is an
ignition source.
* Any room with specific electrical hazards
Extinguishers and blankets
A 2kg multi purpose dry powder extinguisher to BS EN 3:1996 is required in each
room with cooking facilities. All extinguishers are to be wall mounted on wall
brackets in accordance with BS 5428: 1987, with carrying handle approximately
1m above ground level, maintained in good order and readily available for use at
all times.
Fire Precautions in Dwellings (SAH/01/03/2009)
15
A wall mounted fire blanket situated approximately 1.5m above floor level to
comply with BS EN 1869:1997 is required in all rooms containing cooking
facilities.
Fire fighting equipment must be maintained in accordance with BS 5306: Part
3:1988.
Emergency lighting
Emergency lighting may be required if the protected escape route is not provided
with adequate background light either natural or borrowed from street lighting to
ensure the safe movement to the final exit door. Where emergency lighting is
provided it must comply with BS 5266 Part 1:1988.
Converted flats
This category includes buildings converted into flats where the conversion was
carried out before 1 June 1992, or if it has been converted since 1992 but does
not meet standards set in the Building Regulations 1991.
Means of escape
The means of escape needs protecting. The means of escape typically includes
the main staircases and all common corridors/landings that a person would have
to travel through to reach the front door. The protected route means:

that all walls between the escape route and risk rooms must be capable of
giving half hour fire and smoke protection. Gaps in walls for pipes and
cables must be filled to provide protection. Un-keyed plaster (particularly
lath and plaster) will need to be upgraded (see Appendix 1)

that all ceilings between the route of escape and risk rooms* must be
capable of giving half hour fire and smoke protection. Gaps for pipes and
cables must be filled to provide protection. Un-keyed plaster (particularly
lath and plaster) will need to be upgraded (see Appendix 1)

that cupboards leading onto the means of escape should be emptied of
flammable goods and kept locked

under-stairs soffits must be underlined to provide half hour fire protection

under-stairs cupboards must be emptied of flammable goods and kept
locked
Fire Precautions in Dwellings (SAH/01/03/2009)
16

that all cupboards containing risk of ignition (such as electrical fuse boards
or water heaters) must be half hour fire protected

that all doors leading from risk rooms* onto the means of escape must be
half hour fire and smoke protected

That there is no storage on the means of escape

The final exit door should be capable of being opened from inside without
the use of a key

Walls and ceilings dividing risk rooms* must be half hour fire protected
can be capable of giving half hour fire and smoke protection. Gaps in walls
for pipes and cables must be filled to provide protection. Un-keyed plaster
(particularly lath and plaster) will need to be upgraded (see Appendix 1)
Sprinkler systems
A domestic sprinkler system may be considered. In some cases where a
domestic sprinkler system and an alarm system is installed it may not be
necessary to provide certain structural features such as fire doors, fire
extinguishers, or to upgrade walls and staircases. Any installation must be
installed in accordance with BS 9251:2005.
If such a system is being considered this must be carried out in consultation with
the Strategic Housing Department.
* Risk rooms: This includes all rooms used for living and/or sleeping
accommodation and kitchens. It does not include bathrooms unless there is an
ignition source (such as any electrical item except fixed lighting).
* Any room with specific electrical hazards
Fire detection
In buildings where some or all of the flats are rented (i.e. one third or more of the
flats are let on short term tenancies).
Grade D Mains powered interlinked detectors each with an integral standby
supply (battery back up)
LD 2 The detectors should be sited:

in all circulation spaces in the common areas (for example in all landings
and in the entrance hall)
Fire Precautions in Dwellings (SAH/01/03/2009)
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
in each flat. Situated in the room/lobby that leads onto the means of
escape (i.e. near to the front door to the flat)
Extinguishers and blankets
A 2kg multi purpose dry powder extinguisher to BS EN 3:1996 is required in each
room with cooking facilities. All extinguishers are to be wall mounted on wall
brackets in accordance with BS 5428: 1987, with carrying handle approximately
1m above ground level, maintained in good order and readily available for use at
all times.
A wall mounted fire blanket situated approximately 1.5m above floor level to
comply with BS EN 1869:1997 is required in all rooms containing cooking
facilities.
Fire fighting equipment must be maintained in accordance with BS 5306: Part
3:1988.
Emergency lighting
Emergency lighting may be required if the protected escape route is not provided
with adequate background light either natural or borrowed from street lighting to
ensure the safe movement to the final exit door. Where emergency lighting is
provided it must comply with BS 5266 Part 1:1988.
Single family dwellings
This category is typically a dwelling that is not an HMO. This would include a self
contained flat or house occupied by either a family, a couple, a single person or
two friends living together.
In a house of less than three storeys a Grade F system is required. This means
one or more battery-powered smoke alarms (usually in the entrance hall and first
floor landing)
In a house of three or more storeys it is advisable to fit a LD3 Grade D system.
This will ensure that any person, who has the furthest distance to get to an exit,
has an early warning of fire.
This means:
Grade D Mains powered interlinked detectors each with an integral standby
supply (battery back up)
Fire Precautions in Dwellings (SAH/01/03/2009)
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LD3 The detectors are to be in all circulation spaces that form part of the escape
route (typically in corridors and landings)
Extinguishers and blankets
A 2kg multi purpose dry powder extinguisher to BS EN 3:1996 is recommended
in each room with cooking facilities. All extinguishers are to be wall mounted on
wall brackets in accordance with BS 5428: 1987, with carrying handle
approximately 1m above ground level, maintained in good order and readily
available for use at all times.
A wall mounted fire blanket, situated approximately 1.5m above floor level, to
comply with BS EN 1869:1997 is required in all rooms with cooking facilities.
Fire Precautions in Dwellings (SAH/01/03/2009)
19
Appendix 1 – fire precaution guidance notes
Sprinkler systems
Owners may benefit from a range of accepted and established fire precautions
design freedoms where they install a residential sprinkler system. These design
freedoms can be applied on a risk-assessed basis and may actually allow HMO’s
to be used in a more user friendly and flexible manner appropriate to the home
environment.
A residential sprinkler system installed and maintained in accordance with BS
9251:2005 can:

actively save more lives and prevent more injuries in the event of a fire
(especially in HMOs where the risk to occupants from fire is widely
acknowledged to be disproportionately high)

reduce property damage in the event of a fire

assist with business continuity by allowing speedy reoccupation of areas
affected by a fire

minimise the amount of water used to extinguish any fire that occurs by
restricting the growth of that fire
There are potential safety, economic and management reasons for installing a
sprinkler system. Installation should be carried out by an experienced contractor
suitably qualified and registered with the FIRAS/Fire Sprinkler Association 3rd
Party Certification Scheme. Alternatively, installers may be certificated under the
LPS 1048 Scheme “Requirements for Certified Sprinkler Installers, Supervising
bodies and Supervised Installers”.
Fire alarm systems
Grade A system
Fire alarm system to comply with current British Standard (BS) 5839 Part 6
Grade A
This comprises a system of electrically operated smoke and/or heat detectors
which are linked to a control panel to give information on the location of any fire
or any fault which may develop. The control panel must conform to current British
Standard 5839 Part 4.
Fire Precautions in Dwellings (SAH/01/03/2009)
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Grade D system
Fire alarm system to comply with current British Standard 5839 Part 6: Grade D
This comprises a system of one or more interlinked mains powered and/or heat
detectors each with a standby battery and built in alarm.
LD 2: means
Detectors are to be in all circulation spaces that form part of the escape route
(typically in corridors and landings) and in rooms or areas that present a high risk
to occupants.
(High risk rooms include rooms used for living and/or sleeping and kitchens).
LD 3: means
The detectors are to be in all circulation spaces that form part of the escape
route.
Installation of fire alarm system is to be in accordance with BS 5839-6:2004 and
BS 5839-1:2002 and should ensure that the alarm signal gives a sound level of
75dB(A) in all rooms particularly in bedrooms.
Installation of detectors
Type
There are two types of detectors optical and ionization. It is better to install
optical in most situations as these are less likely to cause false alarms.
Mounting position
Smoke and heat detectors should preferably be mounted on ceilings on a
horizontal surface. Detectors should not be positioned at an angle. The detectors
should be placed at least 500mm horizontally from any wall/beam or light fitting.
Obstructions
The detector should be positioned either side of a ceiling obstruction such as
beams or down-stands which are greater than 150mm depth.
Power supply
The detectors can be supplied from the lighting circuits. However if the tenant is
on a payment meter the supply must be taken from the landlord’s supply i.e. the
power supply will need to come from a dedicated circuit from the main consumer
unit.
A competent installer should install the system in accordance with BS 7671.The
installer should certify that the installation conforms to the recommendation of BS
5839 for the type LD2 Grade D.
Fire Precautions in Dwellings (SAH/01/03/2009)
21
Upon completion of the installation obtain and submit to Strategic Housing a
completion certificate in a form which satisfies the requirements of BS 5839 and
BS 5306.
Fire doors
Fire doors to provide a minimum of 30 minutes fire and smoke protection
(FD30s) complying with BS 476: Part 22 1987 and Section 31.1:1983. The doors
must be installed to satisfy the requirements of BS 8214:1990 as set out in the
notes below:
Unless otherwise stated each fire door to meet the standards below:

To be fitted with plain steel butt hinges of not less 100mm x 75mm

To be fitted with heat activated intumescent seals 4mm x 10 mm rebated
in the head and sides of the doors or into the frame coincident with the
closed position of the door sides and head. (The strip must not be rebated
into the door stops or a coincident position with the stops on the door.)

To be fitted with a self closing device (preferably of the overhead hydraulic
type) manufactured to satisfy the requirements of BS EN 1154:1997

The self closing device to be capable of: closing the door positively onto
the latch or where the latch is not required, of holding the door for not less
than 30 mins

The gap between the door and door lining (or frame) to be not more than
3mm

All hinges and latch parts necessary for holding the door in place during a
fire to have a melting point in excess of 8000 C and to comply with BS
8214:1990 and BS 5872:1980

Where there are gaps between the door lining and the surrounding
construction fill all voids with fire stopping material such as an intumescent
foam or filler

Where glazing is incorporated into the fire doors install 6mm Georgian
wired glass or fire resistant glazing. The glazing to be fixed to BS 476
parts 20-23 requirements
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Emergency lighting
Emergency lighting systems must comply with the provisions of BS 5266-1:1999.
Upon completion of the installation obtain and submit to private sector housing a
completion certificate in a form which satisfies the requirements of Appendix 1 to
BS 5266 Part 1 1999.
Wall and ceiling finishes
Wall and ceiling finishes should provide 30 min fire resistance.
For new stud partitions this can be achieved by constructing a frame of 75mm x
50mm timbers with head and sole plate and studs at 600mm centres. Providing
12.5mm plasterboard for each face, taping the joints and finishing with a top coat
of 3mm multi finish plaster.
For existing wall and ceiling surfaces the appropriate construction standard to
bring them up to 30 min standard will have to be agreed following the site
inspection.
This may include the upgrading of un-keyed plaster (particularly lath and plaster)
by fitting 9.5mm plasterboard on both faces. The scriming of joints and also
junctions with ceilings with 75mm wide scrim tape and applying setting coat of
multi finish plaster, finished flush with existing surfaces.
Wall and ceilings adjoining commercial premises should provide 60 min fire
resistance.
Fire egress windows
Where windows are proposed to be used as a means of escape they must
comply with the following:

The window must have an unobstructed openable window area of at least
0.33m2 with the width and height dimension being a minimum of 450mm.
Side hung opening lights are recommended

The bottom of the openable area (window sill level) must be not more than
1100mm and not less than 800mm above floor level
Windows are suitable for means of escape where the drop from the window to
the ground level is one storey only (not exceeding 4.5m from first floor level to
outside ground level).
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Note: The ground below the windows must be flat and free from hazards (i.e. low
walls and railings etc).
Gas and Electrical Equipment
Owners have a duty under the Gas Safety (Installation and Use) Regulations
1998 to arrange maintenance by a CORGI-registered installer for all pipe work,
appliances and flues, which they own and have provided for tenants’ use.
Owners must also arrange for an annual gas safety check to be carried out every
12 months by a CORGI-registered installer. Owners must keep a record of the
check for two years and issue a copy to each existing tenant within 28 days of
the check being completed and issue a copy to any new tenants before they
move in.
Owners should have electrical safety certificates issued on the premises every
five years. The certificate should be issued by a competent electrician namely
one who is a member of the following:




NECEIC
Electrical Contractors Association
CITB defined competency scheme
NAPIT Certification Scheme
(You will need Building Regulation approval for electrical work unless it is carried
out by a competent electrician).
Since 1997 it has been mandatory under the Electrical Equipment (Safety)
Regulations for all electrical appliances supplied with rented accommodation to
be safe. This applies to both new and second hand equipment. The best way to
be sure that appliances are safe is to have a Portable Appliance Test (PAT)
undertaken by a competent person.
Furniture and Furnishings
Owners must ensure any furniture or furnishings they provide in the property
meets the appropriate safety standards. Under the Furniture and Furnishing
Regulations (Fire) (Safety) Regulations 1988 owners must ensure their furniture
and furnishings meet the following standard tests:



Upholstered articles must have fire resistant material
Upholstered articles must pass the match resistance test
Combinations of cover material and filling material have passed the
cigarette resistance test
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Appendix 2 – Fire safety risk assessment
Persons who are responsible persons under the terms of the Regulatory Reform
Order (RRO) have a legal obligation to carry out risk assessments. Responsible
persons include: owners and persons having control of the dwelling which can
mean agents.
Failure to have a fire safety risk assessment is an offence enforced by the fire
service who can ask to see a copy of your risk assessment at anytime.
You can either undertake a fire safety risk assessment yourself or pay a
consultancy to carry it out – for further information on risk assessments go to
www.norfolkfireservice.gov.uk
The five steps to fire safety risk assessment are as follows:
Step 1 – Identify the hazards
You need to identify:



Sources of ignition such as naked flames, gas appliances or electrical
appliances
Sources of fuel such as built-up waste, cleaning agents, textiles and other
combustible materials
Sources of oxygen such as air conditioning or medicinal oxygen supplies
Step 2 – Identify the people at risk
You will need to identify those people who may be especially at risk such as:



Children or parents with babies
The elderly or infirm and people who are disabled
Visitors with special needs such as disability, mental health problems or
language difficulties
Step 3 – Evaluate, remove and reduce the risk
Evaluate the level of risk in the property. Evaluate the risk to people from a fire.
You should remove or reduce any fire hazards where possible and reduce and
risks you have identified. For example, you should:


Replace highly flammable materials with less flammable ones
Make sure you separate flammable materials from sources of ignition
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




Ensure that the fire detection system is adequate for the size of property
and the number of people accommodated
Ensure that you have sufficient fire fighting equipment of the correct type
(e.g. kitchens should have a dry powder extinguisher and a fire blanket)
Ensure all equipment is suitably maintained and in good working order
Ensure that there are a sufficient number of exits leading to a place of
safety
Ensure that all escape routes are protected and free from obstruction
When you have reduced the risk as far as possible, you must assess any risk
that is left and decide whether there are any further measures you need to take
to make sure you provide a reasonable level of fire safety.
Step 4 – Record keeping
In this step you should record the findings of your risk assessment. For example
you should:





Record the hazards and people you identified as especially at risk in step
1 and step 2
Record the action taken to evaluate, remove and reduce the risk
Establish a procedure to review the fire risk periodically
Keep a record of the routine testing and maintenance of the fire alarm
system and fire fighting equipment
Make an emergency plan including the action you need to take in a fire in
your property.
Step 5 – Review
Make sure that your fire risk assessment is up to date. You will need to reexamine your fire risk assessment if you suspect that it is no longer valid (i.e. if
there is a change in the type or number of people occupying the property)
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